Kibarer
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Kibarer
Bali / Uluwatu
Brand New Four Bedrooms Freehold Villa for Sale in Uluwatu
Inventory
4 Beds
Bathrooms
2 Baths
Built Area
505 m²
Land Plot
987 m²
Tenure
Freehold
Yield Curve Status
Grade B investment — long-term rental yields 6.8% net return annually.
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The Investment
Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%
The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.
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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$160K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$3,187/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.4 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$436/night
50% ($218)Brixfox estimate($436/night)200% ($872)
Occupancy
35%
10%Brixfox estimate(35%)100%
Short-Term Rental
Yearly income
$38,250
Airbnb data$436/night · 35% occupancy
Rental income
$436/night · 35% occ.
$56,494
Running costs (20%)
Utilities, cleaning, maintenance
-$11,299
Income tax (10%)
Indonesian rental income tax
-$5,649
Property tax
Annual property tax
-$1,296
Net income
5.2% ROI
$38,250
Long-Term Rental
Yearly income
$50,048
7 comps
Rental income
$7,397/mo
$71,008
Agency fee (10%)
Finder's fee per tenant
-$7,101
Vacancy (~8%)
1.5mo gap per tenancy
-$5,462
Income tax (10%)
Indonesian rental income tax
-$7,101
Property tax
Annual property tax
-$1,296
Net income
6.8% ROI
$50,048
Long-term rental earns more with lower risk and less effort.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$901K
+22%
Rental Income
+$203K
Total Position
$1.1M
+49%
8.3%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$438K
Total Position
$1.5M
+107%
7.6%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.0M
Total Position
$2.7M
+258%
6.6%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$1.8M
Total Position
$4.2M
+470%
6.0%/yr
Location
Bali
Uluwatu, Approximate area
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Airbnb Comp Analysis
No nearby Airbnb listings found
Villa Scorecard
Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.2% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$436 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
987 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $436 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Watch Out
Occupancy at 35% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use
This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.
Risks & What-If
What if occupancy changes?
Owner Managed scenario
30% occ.
4.3%
$2,678/mo
40% occ.
5.8%
$3,606/mo
35% occ.
5.2%
$3,187/mo
current
45% occ.
6.7%
$4,116/mo
Data Sources & Methodology
ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.